1303 Jefferson Ave · Charleston, IL 61920

$78,900

3 bd · 1.0 ba · 1,026 sqft · SingleFamily public records · 9 Days on market

Built 1886 6,534 sqft lot Est $83k · 5% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +26.6/30.0
• ARV discount +9.8/15.0
• DSCR +9.1/10.0
• 1% rule +7.0/10.0
• Livability +3.7/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.4/10.0
• Appreciation +0.0/10.0

Listing remarks

This inviting 3-bedroom, 1-bath home offers bright, open living spaces filled with natural light, updated flooring, and warm finishes throughout. The spacious kitchen features abundant cabinetry, updated countertops, a center island with seating, and plenty of room for gathering or entertaining. The large living room showcases beautiful tall windows and classic trim work that add charm and character, while the practical floor plan provides comfortable bedroom sizes and convenient main-level living. Outside, you’ll love the welcoming front porch, mature trees, and oversized detached 2-car garage with a wide concrete driveway offering excellent parking and storage space. Located on a ge

Key facts

• Spacious kitchen
• Updated flooring
• Abundant cabinetry

Tags

• BRIGHT OPEN LIVING SPACES
• UPDATED FLOORING
• SPACIOUS KITCHEN
• ABUNDANT CABINETRY
• UPDATED COUNTERTOPS
• CENTER ISLAND WITH SEATING

Property features AI

Exterior

• Parking: Detached 2-car garage
• Utilities: Public water; Public sewer
• Home design: Single-family residence; One story; Residential zoning
• Construction: Vinyl siding; Shingle roof
• Exterior features: Front porch; Private-maintained private road

Interior

• Kitchen: Refrigerator; Range; Dishwasher; Gas water heater
• Bathrooms: 1 full bathroom
• Heating & cooling: Natural gas heating with forced air; Central air conditioning
• Interior features: Kitchen island; Crawl space basement
• Laundry & utility: Washer; Dryer; Laundry on main level

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $79k.

Deal economics

• At list price, monthly cash flow is $211 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($947 rent vs $79k).
• Cap rate 9.5% vs local median 4.0% in Charleston — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 73/100 on livability (#293 in IL) — a middle-class / working-renter tenant base. Strengths: cost of living A+, housing A+, health & safety A+; Watch: crime C-, amenities C-, schools F.
• Charleston CUSD 1 (town): math 14% / reading 21% proficiency, ranked #489 of 620 in IL (top 79%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover.
• Market conditions: 125 active listings in the ZIP; 1 comparable units currently listed for rent nearby; 34 units permitted in Coles County in 2024 (30 in 5+ unit buildings).

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $545 of loan paydown is wiped out by about $2k of value loss. Plan a longer hold.
• Coles County population projected to shrink 7% by 2050 — rents likely to lag national; underwrite the cash flow, not the appreciation.
• At projected returns (-3.0% appreciation + 3.0% rent growth), your $22k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• Only 9 days on market — expect competitive offers; lowballing is unlikely to land.

Risks & watch-outs

• Watch-outs: built in 1886 — expect roof / HVAC / electrical / plumbing capex.

Recommended offer $78,900

Questions for the listing agent

1. Built in 1886 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
2. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
3. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
4. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
5. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
6. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.20% ✓
• Cap rate: 9.50%
• Cash-on-cash: 11.45%
• DSCR: 1.51
• GRM: 6.9

CMA / ARV

• ARV (on-the-fly): $83,106
• Comps found: 12

Show comp detail 12 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
123 N 11th St	0.19mi	2/1.0 (-1)	1,009 (-2%)	1mo	$100,000	$99	82
1422 Madison Ave	0.14mi	2/1.0 (-1)	980 (-4%)	4mo	$79,000	$81	78
102 10th St	0.21mi	3/2.0	1,040 (+1%)	11mo	$115,500	$111	75
117 12th St	0.16mi	3/1.0	945 (-8%)	11mo	$7,500	$8	70
709 10th St	0.29mi	2/2.0 (-1)	1,001 (-2%)	10mo	$53,500	$53	65
685 14th St	0.32mi	2/1.0 (-1)	1,087 (+6%)	6mo	$26,750	$25	65
1203 Adams Ave	0.08mi	3/2.0	1,170 (+14%)	10mo	$132,500	$113	61
120 4th St	0.49mi	2/1.0 (-1)	1,008 (-2%)	13mo	$24,000	$24	58
704 Eastgate Dr	0.68mi	2/1.0 (-1)	960 (-6%)	1mo	$130,250	$136	51
222 3rd St	0.55mi	3/1.0	938 (-9%)	14mo	$13,000	$14	48
317 A St	0.72mi	2/1.0 (-1)	970 (-6%)	10mo	$82,500	$85	44
823 19th St	0.49mi	2/1.0 (-1)	1,170 (+14%)	10mo	$60,000	$51	40

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 0.8%
• Equity multiple: 1.03×
• Total profit: $652
• Equity at exit: $11,764

10-year hold

• IRR: 10.4%
• Equity multiple: 1.81×
• Total profit: $17,896
• Equity at exit: $6,822

Cash invested: $22,092 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 43 Moderately Tenant-Leaning
• State Illinois: 43 Moderately Tenant-Leaning · D+7
• County: — inherits STATE
• City: — inherits STATE

Chicago RTLO is among the strongest tenant ordinances in the Midwest; downstate is more landlord-friendly.

Methodology + full state rankings →

ZIP-level market 61920

• Home prices YoY: -28.1%
• Active inventory: 125
• Price-to-rent: 6.9×

Monthly cashflow live

• Estimated rent: $947 medium
• Mortgage (P&I): −$414
• Tax from tax record: −$90 /mo · $1,084/yr
• Insurance: −$33
• HOA: −$0
• Vacancy / Maint / Mgmt: −$199
• Net cashflow: $211

Break-even live

Break-even rent $680

Max offer price $78,900

Occupancy floor 73%

Sensitivity live

Price	-10% $255	-5% $233	+0% $211	+5% $189	+10% $166
Rent	-10% $136	-5% $173	+0% $211	+5% $248	+10% $286
Rate	-1.0pp $251	-0.5pp $231	base $211	+0.5pp $190	+1.0pp $170

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $19,725
• Closing costs: $2,367
• Reserves months: —
• Total cash needed: —

Rent comps 1 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
1408 6th St Charleston, IL	2.0	1.0	1346	$729	$0.54	45d	3	0.93mi

Listing history 4 events

1. 2026-05-31
   status $78,900 Pending 9 DOM
2. 2026-05-30
   days on market $78,900 Active 9 DOM
3. 2026-05-22
   price $78,900
4. 2026-05-21
   listed $78,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast IL · Partial reset (capped growth)

• Current annual tax: $1,084 · $90/mo
• Projected year-2 tax: $1,437 · $120/mo
• Expected delta: +$354/yr (+$29/mo · 32.6%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 4/10 Moderate 7 d/yr ≥105°F today · 19 d/yr by 30 yrs out
• 💨 Wind 2/10 Low 100% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $11,359
• − Mortgage interest: −$4,420
• − Property taxes: −$1,084
• − Insurance: −$394
• − Repairs & maintenance: −$909
• − Management: −$909
• − Depreciation: −$2,295
• Taxable income: $1,348
• Est. tax owed @ 24.0%: −$324
• After-tax cash flow: $2,206/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Charleston CUSD 1
• NCES district ID: 1709600
• Math proficiency: 14% ▼ -6.00%
• Reading proficiency: 21% ▼ -8.00%
• Median HH income: $35,724
• Composite: 14.45/100
• National rank: #9429
• State rank: #489 of 620 in IL

Livability — Charleston

• Score: 73/100
• State rank: #293
• US rank: #5627

Category grades

Amenities C- Commute F Cost of living A+ Crime C- Employment F Housing A+ Health & safety A+ User ratings B+

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Charleston, IL
• County: Coles County · 41,301 people
• City population: 20,951
• Metro: Charleston-Mattoon, IL
• Population (ZIP): 20,951
• Household income: $52,429
• Rent vs Own: 46.7% rent · 53.3% own
• Severe rent burden: 1209.0

Population outlook (Coles County) Hauer SSP2

• Today (2025): 53,967 people
• By 2030: 53,829 · -0.3%
• By 2040: 52,332 · -3.0%
• By 2050: 49,989 · -7.4%
• By 2075: 42,226 · -21.8%
• By 2100: 34,675 · -35.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (84%)
• Race & ethnicity: White 84% Black 6% Hispanic / Latino 4% Two or more races 3% Asian 2%
• Common ancestry: Italian 2% Romanian 2% Iranian 2%
• Foreign-born: 4% · Canada, Jamaica
• Languages at home: 95% English-only · Spanish 1% Other Indo-European 1%

Political lean MEDSL · Coles

• 2024 margin: Strong R (+28.5) · D 34.9% · R 63.4% · Other 1.7%
• 2008→2024 swing: -31.7pp toward R · 2008: 3.2pp · 2024: -28.5pp
• All cycles: 2024: R+28.5 2020: R+26.4 2016: R+26.4 2012: R+11.1 2008: D+3.2

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -59.97%
• Current HPI: 153.8607
• Rent YoY: —
• Metro: Charleston-Mattoon, IL
• State GDP YoY: ▲ 1.59%
• F500 in state: 60

Industry mix (Fortune 500 HQ in IL)

Industry	F500 HQs	Revenue
▸Insurance	4	$201B
▸Consumer Goods	4	$87B
▸Industrial Machinery	3	$64B
▸Healthcare	2	$55B
▸Retail / Pharmacy	1	$148B
▸Agriculture / Food	1	$86B

Price history

+1.2% since first listed

2 events — show timeline

• 2026-05-22 Price Changed $78,900 CIBR
• 2026-05-21 Listed $78,000 CIBR

Property tax history

-0.4%/yr

Latest (2024): $1,084 · +1.5% YoY. Source: county tax records.